Property Management Manchester

Our long-term Rent & Manage service for Manchester property Owners takes the hassle out of residential tenancy and property management. From broad online marketing to professional tenants, and a high-quality property maintenance service — leave it all to us!

Our Hosts are experienced property managers who will rent out your property quickly, and manage and care for it efficiently!

1. Professional Tenants

Our decades-long reputation and service ethos is built on hospitality approach that recognises tenants as paying Guests. This attitude continues to attract high-quality professional tenants from leading companies and top universities who want good quality properties to live in and care for, and who pay their rent on time. In general, there tend to be fewer property management or tenancy concerns with our carefully-vetted Guests.

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2. Legal Support

Our professionally accredited team are on hand to help you as an Owner with any tenancy and legal issues within the current property renting regulations. From referencing, deposit registration, to rent collection, health and safety, and property maintenance, we work to ensure you stay in control of your property without administrative hassles and legal worries..

3. Trusted, experienced property Hosts

Our team of hospitable and friendly property Hosts work for you, to help manage your property and the Guests who come to stay in them. Welcoming Guests to your flat, Hosts can conduct property viewings and provide property management access to contractors when needed. They are also able to carry out minor cleaning and maintenance tasks to keep your property looking in its best shape!

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4. Hands-Off, end-to-end rental service

Too busy to deal with the hassle of tenant leads, enquiries, referencing, slow property management companies, and difficult to reach property managers? Then we are here to do it all for you! Simply relax and see your rent roll in, let us deal with the rest so that you can enjoy the fruits of your hard-earned investment!

5. Fresh and cutting edge property management

We are developing a fresh approach towards property rental and management services for Owners. By using the latest technologies, our aim is to revolutionise the quality of service across the property management industry and improve upon traditional estate agency approaches.

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Manchester property management — 3 easy SIGN-UP steps for you

We have made it as easy as possible for busy landlords to get started!

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Register

Give us your contact details, proof of ownership, and the rental property address. Sit back and let us do the rest! We will assess the property fully for marketing and rental regulation compliance.

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We collect keys

Our property Host will collect the key from you or the building staff, so we can start marketing and conducting viewings with prospective tenants. We make and keep Key copies so you won’t have to do again in future.

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You collect rent

We can organise furnishing and repairs as needed and as agreed with the tenant, and will ensure all tenancy paperwork and property licenses are completed. The tenant moves in and you start receiving rent!

Services

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Select a Service Package Below. Actual Fee subject to property condition and rent valuation

8% (9.6% inc vat) of rent

fees paid upfront

Find a Tenant

Tenancy Agreement provided with Referenced Professional Tenants. Fees deducted from 1st months rent. Deposit transferred to Landlord.

10% (12% inc vat) of rent

fees paid monthly

Rent Collection

Everything included with Find a Tenant plus rent collection, deposit management, rental accounting and arrears management.

12% (14.4% inc vat) of rent

fees paid monthly

Managed Property

Peace of mind – we handle all Guest enquiries for you and arrange any required property repairs carried out by professional tradesmen.

One-Off Fees

One-off fees are only paid on transaction and are in addition to the percentage fees for our core service packages.

Fee

Inc. VAT (20%)

Unit

Tenant Referencing

£60

Per Tenant or Guarantor

Check In and Check Out inspection and report

£125

Each per Tenancy

Tenancy preparation fee

£150

Per Tenancy

Deposit protection registration

£80

Per Tenancy

Tenancy contract renewal

£120

Per Tenancy

Withdrawal from Tenancy

Up to £1,600

If the Owner Pulls out where a suitable Tenant has been found and referenced with an agreed date of occupation

Agency Referral Fees

These are fees we may get paid for referring work to 3rd parties from time to time.

Fee

Inc. VAT (20%)

Unit

Trade Contractors

For the provision of services such as Gas Safety Records, Energy Performance Certificates and Electrical Safety Records.

Up to a Maximum of 12%

Of invoice charged to the Owner

Zero Deposits

For referring the tenant to Zero Deposit Scheme, we will receive a fee. Please note that the Owner will have the final decision on whether a property is advertised using this scheme as a benefit for the tenant.

Up to a Maximum of 10% of the cost paid by the Tenant

Per Zero Deposit purchased by the tenant

Optional Fees

Optional Fees are only payable if you instruct us to carry out the additional work or payment for services as agreed in advance.

Fee

Inc. VAT (20%)

Unit

Rent insurance
(Please be aware this is correct at the time of last update. However, insurance companies often change pricing based on actuarial risk calculations. Owners will be provided with exact insurance quotes before purchase.)

£134

£185

£245

£345

£198

£279

£349

£549

Monthly Rent Below £2,500 (6 months tenancy)

Monthly Rent £2,501 – £5,000 (6 months tenancy)

Monthly Rent £5,001 – £7,500 (6 months tenancy)

Monthly Rent £7,501 – £10,000 (6 months tenancy)

Monthly Rent below £2,500 (12 months tenancy)

Monthly Rent £2,501 – £5,000 (12 months tenancy)

Monthly Rent £5,001 – £7,500 (12 months tenancy)

Monthly Rent £7,501 – £10,000 (12 months tenancy)

Electrical Installation Condition Report (EICR)

£240

Maximum Per report

Licensing application
(Property Licenses are subject to local authority approval)

£500

Per license

Sale completion and handover management
(Refundable after appointing RentManchesterFlat.com agent for full management)

£600

Per sale completion and handover management

We pay rental income tax for you

£60

Per quarter

Pay rental income tax yourself

£180

Per application

Ad hoc Flat mid-term inspection

£120

Per inspection

Ad hoc vacant Flat inspection

£120

Per inspection

Portable Appliance Tests

£120

Per flat

Project management for works over £1,000

£60

Per hour

Court appearance

£120

Per hour

Documentation for court cases or deposit scheme arbitration

£240

Per court case or deposit scheme arbitration

Sales viewing access (when other sales agents are involved)

£120

Per attendance

Key Cutting

£24

Per set

International Rent Payments

£30

Per payment

Appoint us as your Processing Agent for Bank Mortgage

£160

Per annum

Energy Performance Certificate (EPC)

£120

Per certificate

Gas Safety Certificate (Gas Safe)

£120

Per certificate

Property Cleaning

£15

Per hour

Agency Referral Fees

These are fees we may get paid for referring work to 3rd parties from time to time.

Fee

Inc. VAT (20%)

Unit

Trade Contractors

For the provision of services such as Gas Safety Records, Energy Performance Certificates and Electrical Safety Records.

Up to a Maximum of 12%

Of invoice charged to the Owner

Zero Deposits

For referring the tenant to Zero Deposit Scheme, we will receive a fee. Please note that the Owner will have the final decision on whether a property is advertised using this scheme as a benefit for the tenant.

Up to a Maximum of 10% of the cost paid by the Tenant

Per Zero Deposit purchased by the tenant

Next – our services for your vacant property

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Landlord FAQs — everything you as an Owner need to know about renting out your Manchester property and property management . . .

Yes absolutely, we have several trusted snagging inspectors for this purpose who will be able to assess and report back on any fixes that need to be made by the developer after handover.

We will track these issues on our maintenance system, similar to how we will do later for tenant-raised maintenance issues, and ensure that the developer’s team resolve all snagging issues to your satisfaction.

To be in compliance with UK government and UK property industry regulations, and for our due diligence to prevent identify fraud, we require some documents from you if you. This will apply equally whether you are:

  • the legal Owner of the propertyor
  • you are authorised to represent the legal Owner (e.g. you are the director, or secretary, of a company that is the legal Owner of the rental property)

To be in compliance with UK government and UK property industry regulations, and for our due diligence to prevent identify fraud, we require the following from the legal Owner of the property, or alternatively the authorised representative of the legal Owner:

– passport (showing full legal name, photo, and date of birth)

– proof of address (a recent utility bill or bank statement showing the full legal name and permanent home address)

Any proof of ownership document must, at the very least, correctly state both of the following pieces of information:

– the address, or plot number, of the property

– the legal name(s) of the Owner(s) of the property

Any one of the following most common proof of ownership documents can suffice:

– title register — found on the UK Land Registry website. However, this is often difficult to find for new build properties, as there can be a delay of many months between property completion and the Land Registry website being updated. Your solicitor should ensure that, for their part, the Land Registry is given the necessary information and instruction to update the public record online as soon as possible after completion of the property sale.

– sales and purchase agreement (or share purchase agreement, as the case may be)

– property transfer deed

– mortgage statement (issued in the last 3 months)

– exchanged contract

– property completion statement

– a formal headed letter related to the property ownership transfer (e.g. from a solicitor or property developer)

We will remit the rent to you in accordance with your instructions and as appropriate for the rent payment schedule agreed in the rental contract. In many cases, the rent will be payable monthly, and you can expect to receive the monies in your account a few working days after the rent due date.

We will agree with you the amount of rent monies we may need to hold on account for you, as a float to bear maintenance expenses, service charge and ground rent costs, and similar.

We will only remit rent payments to UK bank accounts. This is to avoid risk of lost payments, delays in transmitting payments, exchange-rate risks, and high international transmission costs.

Yes, you need to pay tax on rental income received for any rental property located in the UK, this is true even if you as the legal Owner do not reside in the UK.

This guide on the UK government website explains your rent remittance and tax options further.

Once you have decided to choose this option of receiving the full rent untaxed by us, you will need to fill out an NRL1i form and send it to HMRC. They will process your application. If it is approved, HMRC will contact us to authorise the full rent to be remitted to you.

You will then need to be aware of the self assessment tax return procedure and ensure HMRC is paid the correct amount of tax by you.

Now that you have decided to choose this option, the next step is to confirm this instruction by email to your Account Manager, for our records.

Our Accounts Team will then proceed to deduct tax at the basic rate from your rental income, and then remit the balance to you. For these purposes, “rental income” does not include the costs of property maintenance expenses. The amount of your rental income that is spent on such maintenance is not taxable.

We take all necessary and sensible measures to ensure that the tenants we find for you are financially worthy of undertaking the rental contract commitments.

Unfortunately there may be unexpected circumstances that occur which could affect a tenant’s ability to pay rent. Our Accounts Team will be monitoring the rents receivable at any given time, and if there is a late payment, we will contact the tenant urgently to investigate why the payment is late. We will then feed back to you any points of concern. If there is a risk of this being a continuing problem, we will use all practical and legal means to obtain the money owed, including debt collection procedures and money claims court filings.

To best protect yourself against income losses, we highly recommend all Owners to purchase rent insurance policies – see our Owner Fees guide for more details.

Yes, we highly recommend purchasing a rent insurace policy for your UK rental property. We can get policy quotes for you, and then once approved we can purchase a policy on your behalf using the rent monies we hold for you.

See our Owner Fees guide for more details on the costs of a rent insurance policy.

RentManchesterFlat.com is our dedicated rental platform built to find you the best tenants. We have our own database of renters and subscribers sourced through our website, whom we regularly furnish with rental offers on the best new and upcoming residential developments in Manchester,  with lifestyle guides, and so forth. These are curated databases of professional tenants and students.

Furthermore, we continually refresh this database by capturing new enquiries from the most popular and respected rental portals in the UK, to keep abreast of the constant inflowing population of renters in the big UK cities. Once we have potential renters interested and making offers, we will present them to you for approval, after which we will use income and credit checks, employer or university checks, and previous landlord/rental agency reference checks, to ensure that they are suitable candidates to which you may hand over your property.

Our property Hosts will instruct tenants in person during the move-in inspection on the pertinent building procedures, e.g. pertaining to fob access doors, parking, etc. Our Tenancies Team will also be on hand in addition to the Host during the tenancy to assist with tenant queries about building protocols.

If there is a concierge or other on-site building staff presence associated with your property, they will also be made aware of the tenant moving in, and will be able to guide on a day-to-day basis.

The rental contract you sign with the tenant will oblige the tenant to follow all necessary building regulations. in the same manner that you would as the Owner if you were living in the property yourself. You will not have to bear the cost of any fines that may possibly arise as a result of tenant breaches of the building rules. That cost will be borne by the tenant through deductions from their security deposit.

Our database of trusted contractors contains a variety of tradesmen that we can call upon depending on the job required. These contractors have been personally sourced over many decades of property management experience in our team — many of our senior team have been landlords in the UK for decades.

Furthermore, our team continually refresh and review our trusted contractor database by scouring websites such as Checkatrade, TaskRabbit, MyBuilder, etc., to ensure that the cost of jobs, and quality of work done, meets market standards. Our goal is always to ensure that you as an Owner get the best deals for any necessary maintenance work to your property.

Tenants will raise maintenance concerns via our online Guest Help Form found at rentmanchesterflat.com/help.

The Guest Help Form, along with the FAQs for tenants on our website, are designed to first guide the tenant to think about resolving the issue by themselves, especially if it is a relatively simple issue, and/or it is their contractual responsibility to fix. We present online written guides as well as demo videos to assist the tenant fix the issue themselves.

If we find that the tenant is not best placed to fix the issue, we will notify you via email about the issue, and the proposed steps to resolve it, this will include a rough initial estimate of the costs involved, for example for any contractor investigation/assesment visit.

This type of consultation is our aim for non-emergency maintenance issues, but this is not possible for emergency situations. In such emergency situations, we will act to do the needful as well as informing you ASAP afterwards of what has taken place. This is because there will be no other choice but to incur an expense due to the nature of the issue. For example, quick action may be mandated as a legal health and safety requirement, or for instance to protect the security of the property or neighbouring properties against further severe damage.

Such emergency maintenance situations may include:

– fire hazard
– gas leak
– electricity (power or safety) failure
– room heating failure
– water heating failure
– door or window is unsecure e.g. lock broken
– continuous and severe water leak damaging your property and/or neighbouring properties

We will update you regularly via email during the process of investigating and resolving a maintenance issue. This will include confirmation of expenses incurred, and before and after photos/videos of the works done. These media will be kept by us on record to supplement the move-in and move-out inspection reports.

As an Owner-occupier, you will have taken out home insurance.

If you then wish to change from living in the property yourself, to renting out that property, you will need to change your insurance policy (from home insurance to landlord insurance).

Or if you buy a property never intending to live in it, but purely for investment and to rent it out, then it is also advisable to take out landlord insurance.

Landlord insurance policies vary, but would often include cover for :

– loss of rent
– cost of alternative temporary accommodation for the tenant in case the property becomes uninhabitable
– cost of making good malicious damage to the property inflicting by the tenant
– cost of liability for injuries or other losses suffered by a third-person in your property (e.g. building staff, contractor, etc.)
– cost of legal expenses related to tenant eviction

Items such as these are not covered in home insurance policies.

Yes we would advise you to purchase landlord insurance, indeed the purchase of such a policy may be obligated by your mortgage provider for example.

We will speak to the parties involved (tenant, neighbour, and any building staff) on your behalf and gather the facts before discussing the situation with you. If it cannot be resolved through easy mediation, depending on the nature of the complaint and who is responsible, there may be a need to involve the local authorities – e.g. council, or community safety partnership with links to the local police.

During viewings, the property Host will do a cursory sweep of the property to spot any potential points of concern. For a year-long tenancy, the Host will aim to conduct a mid-contract term inspection at least once per year, and produce an inspection report, subject to Tenants agreeing to and providing access. In addition to this, the Host will produce reports for the move-in and move-out inspections.

Yes, some form of report comparing the condition of the property between the move-in date, and the move-out date, is needed.

This report can be a narrated video walkthrough recorded by our Host with the tenant ideally present, or a traditional written inspection report by an independent clerk, with photos and text descriptions. We offer these options for your flexibility, tailored to your cost preferences.

If a move-out inspection, and subequent move-in inspection for the next tenancy, are very close together (e.g. within a few days), we can combine the inspections to save on costs and time, so the same reports can be re-used, with the agreement and to the satisfaction of all parties.

Please inform us ASAP of any and all utility bills that must be paid for your rental property. This refers to bills such as heating, hot water, electricity, water, and gas. These may vary from property to property.

If you are not sure about which bills relate to your property, we can try to find this out from the property developer or building staff.

Once we have the relevant billing information, our Tenancies Team will instruct the utility companies to charge either you or the tenant as agreed in the terms of the rental contract, as negotiated with the tenant.

Some bills may be sent regularly during the tenancy directly to the tenant for them to pay. Other bills may be sent to you c/o RentManchesterFlat, and we may have to pay this cost initially on your behalf, and then recharge that to the tenant, for instance, some utility costs are billed to you as part of the service charge in new-build properties.

In general, these are the utility bills that may relate to a tenancy, please note not all may apply to your property:

– electric
– heating
– hot water
– gas
– cold water
– internet broadband
– council tax

Unless otherwise agreed with the tenant during the neogtiation/offers phase prior to the start of the tenancy, these bills are generally expected to be paid by the tenant.

There may also be some cases where for example the heating for a block of flats is billed in the service charge to you directly as the leaseholder of the flat, and this will have to be recharged to the tenant later, to be settled before they leave the tenancy.

Yes, we just need email authorisation from you, stating that we can pay these invoices for you. Once we have that on record, then we can make these payments to the building management, freeholder, or freeholder’s agent on your behalf from the rental monies we hold, before remitting the rent to you. Many of our Owners choose this option because it is convenient for them.

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